Georgia raises property threshold for residency — what investors must do by March 2026

Georgia lifts the bar for property-based residency: what changes and who is affected

From 1 March 2026, foreigners seeking residency through property in Georgia face a higher entry requirement. The short-term residence permit that used to be granted to buyers of $100,000-plus property will now require holdings worth $150,000 or more. That means anyone planning to use property to secure a renewable one-year residence permit must reassess purchase plans, valuations and timing.

This change matters to anyone watching the real estate Georgia market for residency-driven demand. In our analysis, the increase is straightforward financially but complex in practice: the rule counts the total market value of all properties registered to the foreign national, requires accredited market appraisals, and allows authorities to withdraw residency if holdings fall below the threshold or are sold.

What exactly has changed? The rule in plain terms

The core modifications to the property route for residence are clear and specific.

• New minimum market value: $150,000 effective 1 March 2026. This is a 50% increase from the previous threshold of $100,000 in place since 2019.
• Aggregate valuation matters: Authorities count the combined market value of all real estate registered in the foreign owner’s name in Georgia. You do not need to reach the threshold with a single purchase; multiple properties may be combined.
• Appraisals must be accredited: Valuations must be produced by assessors accredited with Georgia’s National Accreditation Body (referred to also as the Unified National Accreditation Body in official texts) and must reflect market value, not purchase price.
• Permit coverage and revocation: The permit extends to the owner and immediate family, but authorities can revoke residency if the property is sold or the total market value drops under $150,000.

These points shape the transaction and post-purchase obligations for foreign buyers.

How this fits into the wider immigration overhaul

The property threshold hike is one part of a broader reform to Georgia’s immigration policy that began in September 2025. The government has tightened requirements across multiple residence categories, citing a mismatch between short-term arrivals and formal registrations.

Key contextual facts from government statements and official data include:

• In the first half of 2024, almost 250,000 foreigners entered Georgia, while only several thousand were registered as labor migrants over an eight-year period. The authorities say this gap encouraged an informal labour market and hindered oversight.
• In September 2025 Georgia added a specialized three-year IT residence permit aimed at technology specialists with at least two years' experience and annual income above $25,000.
• A separate Investor Visa route exists with a $300,000 threshold. That route grants the principal applicant, spouse and minor children a five-year temporary residence leading to permanent residence after five years instead of the standard ten.

Taken together, the changes are designed to make registration and oversight more robust while steering higher-value capital into formal channels.

Why appraisal rules matter: market value versus purchase price

One of the most practical and under-appreciated elements of the new regime is the requirement for market valuations by accredited assessors. That shifts the game in three important ways:

• Prevents inflated invoices. Using market value rather than purchase price aims to stop buyers and sellers from artificially inflating transaction values to meet residency thresholds.
• Creates timing risk. Because authorities can revoke permits if market value falls below the threshold, buyers must watch price volatility. A downturn after purchase could jeopardise residency status.
• Adds cost and process time. Accredited appraisals carry fees and must be scheduled with approved firms. These are necessary to file the residency application and to demonstrate continued compliance.

In practice, we advise buyers to secure a pre-purchase accredited market appraisal and to budget for at least one follow-up valuation after acquisition to confirm registration numbers and future compliance.

Who benefits and who loses from the higher threshold

Any policy change redistributes opportunity. Here is a realistic look at winners and losers.

Winners:

• Buyers with higher budgets or those willing to combine multiple assets to surpass $150,000 will retain access to the property route.
• Sellers of higher-end properties may find stronger demand from foreigners aiming to clear the new minimum.
• Accredited appraisers and legal advisors benefit from more work as compliance demands rise.

Losers or those at risk:

• Buyers targeting lower-priced segments—formerly eligible at $100,000—will likely be priced out of the residency pathway.
• Speculative investors who planned quick buys for residency could face revocation if values move down.
• Small-scale developers whose projects mainly attract buyers in the sub-$150,000 bracket may see reduced foreign demand.

We see this as a squeeze that pushes residency-linked purchases into higher-tier stock or forces buyers to assemble portfolios of smaller units and manage valuation complexity.

Alternatives to the property route: $300,000 investor visa and IT permit

The Georgian system still offers routes that may be more suitable depending on an investor’s profile.

• $300,000 Investor Visa: This is a separate route that accepts various investment types beyond real estate. It grants five-year residency to the principal, spouse and minor children and leads to permanent residency after five years. It is more demanding on capital but offers longer-term stability and a faster path to permanent residency.
• Three-year IT permit: Introduced in September 2025, aimed at tech workers who have at least two years’ experience and a declared salary above $25,000 per year. This is targeted at skilled migrants rather than passive investors.

Which route is better depends on individual circumstances: capital, professional profile, family structure, and long-term plans. We recommend modelling both scenarios with local immigration counsel and a tax advisor.

Practical compliance checklist for property buyers

If you are planning to use property to obtain Georgian residency, here are the concrete steps we recommend.

1. Confirm eligibility: verify that the combined holdings you intend to register can meet $150,000 at market value.
2. Engage an accredited appraiser: obtain a pre-purchase market valuation from a body accredited by Georgia’s National Accreditation Body. Keep the report for filing.
3. Inspect title and registration: ensure all properties are correctly registered in your name with no encumbrances that could affect valuation or transfer.
4. Structure payments carefully: record transactions clearly to avoid disputes between purchase price and declared market value.
5. Plan for currency and price risk: consider how local currency movement and potential market downturn could affect valuations after grant of residency.
6. Get legal advice on family coverage: the permit covers immediate family, but you should confirm definitions, required documents and translations ahead of time.
7. Maintain records post-approval: keep up-to-date appraisals or be ready to obtain them if authorities request verification that holdings remain above $150,000.

We have seen cases where buyers assumed purchase price would equal market value and later discovered a gap. That can lead to protracted disputes and potential permit revocation.

Market implications and investor strategy

Raising the threshold will have measurable effects on demand dynamics and pricing in certain segments.